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ORAVIA PROJECTS · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/171102/002143
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 630 | Total inventory registered with K-RERA. |
| Registered land area | 20,133 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.91 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 7 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 474 total (316 open) — 0.75 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 08-09-2017 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower A | 8 | 207 | 129 | - |
| Tower B | 8 | 207 | 129 | - |
| Tower C | 8 | 54 | 54 | - |
| Tower D | 8 | 54 | 54 | - |
| Tower E | 8 | 36 | 36 | - |
| Tower F | 8 | 36 | 36 | - |
| Tower G | 8 | 36 | 36 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 630 official flat/unit rows, matching the 630 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| STUDIO | 414 | 247.0-300.0 sqft | 2.0-208.0 sqft | 258 (156 with 0) |
| 1BHK | 108 | 437.0 sqft | 360.7 sqft | 108 |
| 2BHK | 108 | 777.6 sqft | 592.4 sqft | 108 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower A | 207 | 247.0-300.0 sqft | 2.0-208.0 sqft | 129 (78 with 0) |
| Tower B | 207 | 247.0-300.0 sqft | 2.0-208.0 sqft | 129 (78 with 0) |
| Tower C | 54 | 437.0 sqft | 360.7 sqft | 54 |
| Tower D | 54 | 437.0 sqft | 360.7 sqft | 54 |
| Tower E | 36 | 777.6 sqft | 592.4 sqft | 36 |
| Tower F | 36 | 777.6 sqft | 592.4 sqft | 36 |
| Tower G | 36 | 777.6 sqft | 592.4 sqft | 36 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A 001 | Tower A | 0 | STUDIO | 300.0 sqft | 2.0 sqft | 0 |
| A 002 | Tower A | 0 | STUDIO | 300.0 sqft | 3.0 sqft | 1 |
| A 003 | Tower A | 0 | STUDIO | 247.0 sqft | 4.0 sqft | 0 |
| A 004 | Tower A | 0 | STUDIO | 247.0 sqft | 5.0 sqft | 0 |
| A 005 | Tower A | 0 | STUDIO | 247.0 sqft | 6.0 sqft | 0 |
| A 006 | Tower A | 0 | STUDIO | 247.0 sqft | 7.0 sqft | 0 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
All 19 standard compliance document slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 31 Dec 2021, extended (Section 6 Extension) to 30 Sep 2023 — both dates have passed with no OC on file. The extension on file was granted on 18 Oct 2024 (K-RERA extension no. EX/PRM/KA/RERA/1251/308/PR/241018/002143) — it has been used, its deadline has also passed, and no further extension is recorded.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
1 K-RERA order on this project (PROJECT EXTENSION) — read the order copies on the K-RERA portal.
K-RERA complaint orders (24 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Y ANAND vs EXD PROJECTS PRIVATE LIMITED | Full Compensation from the project on the amount expended in the form on Principal and Interest and Also compensate 1 Lakh for the time lost in waiting. | AUTHORITY | 25/06/2024 |
| DEEPIKA LALWANI vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant, compe | AUTHORITY | 25/06/2022 |
| ALPESH KUMAR V JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire loan amount received form Yes Bank along with all the interest, penalty, Charges or whatsoever of the allottee/ complainant completely | AUTHORITY | 25/06/2022 |
| G CHETAN JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire loan amount received form Yes Bank along with all the interest, penalty, Charges or whatsoever of the allottee/ complainant completely | AUTHORITY | 25/06/2022 |
| DHANESHKUMAR V JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant, compens | AUTHORITY | 25/06/2022 |
| PRAMILA JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant, compe | AUTHORITY | 25/06/2022 |
| PRAVEEN JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant. | AUTHORITY | 25/06/2022 |
| REKHA D JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant. | AUTHORITY | 25/06/2022 |
| SANDEEP LALWANI vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire bank loan amount received from yes Bank along with all the interest, penalty, charges or whatsoever of the allottee/complainant, compe | AUTHORITY | 25/06/2022 |
| DIVYA A JAIN vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire loan amount received form Yes Bank along with all the interest, penalty, Charges or whatsoever of the allottee/ complainant completely | AUTHORITY | 25/06/2022 |
| VIMALA DEVI vs EXD PROJECTS PRIVATE LIMITED | Refund of booking advance, Direct the builder to pay the entire loan amount received form Yes Bank along with all the interest, penalty, Charges or whatsoever of the allottee/ complainant completely | AUTHORITY | 25/06/2022 |
| MR S ANAND vs M/S.ORAVIA PROJECTS PVT LTD, BNGALORE | CANCELLATION OF BOOKING AND REFUND OF BOOKING AMOUNT AND PRE-EMI PAID TILL DATE WITH COMPENSATION FOR DEFAULT | AUTHORITY | 24/04/2024 |
| ARUN KUMAR SULTANIA vs EXD PROJECTS PRIVATE LIMITED | REFUND OF AMOUNT PAID WITH COMPENSATION AND INTEREST | AUTHORITY | 17/02/2023 |
| KUSH MOHNOT vs EXD PROJECTS PROJECTS PRIVATE LIMITED | Refund of amount & EMI with interest | AUTHORITY | 17/02/2023 |
| MITHALAL SODA vs EXD PROJECTS PRIVATE LIMITED | Cancel the Flate and settle all Loans and amount paid with compensation | AUTHORITY | 17/02/2023 |
| RAJKARAN BAID vs EXD PROJECTS PRIVATE LIMITED MR. C. VIVEKANAND REVAIAH MR. KARNANDA NANAIAH BOPANNA | Refund of initial contribution, closure of bank housing loan along with compensation and interest | AUTHORITY | 17/02/2023 |
| V RAMESH vs EXD PROJECTS PRIVATE LIMITED | To cancel the registration and to refund the entire money paid to them including the bank loan amounting to INR 7 lakhs plus interest | AUTHORITY | 17/02/2023 |
| PUSHPALATHA R BANTWAL vs EXD PROJECTS PRIVATE LIMITED | Refund money with penalty | AUTHORITY | 17/02/2023 |
| MR KARTIK VERMA AND ANOTHER vs M/S.ORAVIA PROJECTS PVT LTD | refund of Rs. 17,24,147/- with applicable interest as Agreement was terminated on 09th March 2022 | AUTHORITY | 16/05/2024 |
| RINKESH SHAH vs M/S EXD PROJECTS PRIVATE LIMITED | 100% refund and compensation for all hassle he created. | AUTHORITY | 14/12/2023 |
| SRIHARI VENKATARAMANA vs FIVE RINGS | Timely refund of Amount paid along with the interest to compensate for the losses incurred on account of delay and payment of interest for housing loan availed for this project | AUTHORITY | 10/01/2024 |
| Sheetal Waring vs M/S.ORAVIA PROJECTS PVT LTD | Return of amount and compensation or hand over the possession | AUTHORITY | 06/08/2025 |
| MS.ANUPMA LEJO SAM vs M/S.ORVIA PROJECTS PVT LTD | Refund with Interest | AUTHORITY | 05/02/2025 |
| M/S.LP CONSULTANCY LLP vs M/S.EXD PROJECTS PVT LTD AND OTHERS | Payment of project delay compensation | AUTHORITY | 02/08/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (19 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/210424/0007923 24-04-2021 | Subvention scheme non payment of interest and EMI, Project not completed and delayed, construction work stopped, physical possession of flat not handed over | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/220901/0009966 01-09-2022 | Property Cancellation | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/220817/0009907 17-08-2022 | Request for Refund of Loan Principal and also Compensate the Interest paid | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/220618/0009648 18-06-2022 | Refund of Money - due to false commitment from Builder | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/211201/0008660 01-12-2021 | REFUND OF ALL AMOUNT PAID INCLUDING LOAN AMOUNT REPAYMENT TO BANK | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/210428/0007934 28-04-2021 | Refund of amount paid along with the compensation as agreed and punishment sought for fraud committed by the directors of the company | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/201123/0007089 23-11-2020 | REFUND OF AMOUNT PAID AND AGREED COMPENSATION | Five Rings | DISPOSED AUTHORITY BENCH4 |
| CMP/210417/0007901 17-04-2021 | Subvention scheme non payment of interest and EMI, Project not completed and delayed, construction work stopped, physical possession of flat not handed over | Five Rings | DISPOSED AUTHORITY BENCH4 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Architect | Life Inside Architects | - | 2010 | 5th Block, Jaynagar |
| Contractor | Adarsha Global Build Projects(P) Limited | - | 2012 | ganganagar, cbi road |
| Structural engineer | Neman Sharif M M | - | - | - |
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹11.9 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: KOTAK MAHINDRA BANK M.G. Road (IFSC KKBK0008066, a/c …6696). RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~2 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Electronic City | 2 km |
| Bellandur–Marathahalli belt | 12 km |
| Whitefield IT hub | 18 km |
| MG Road / city centre | 18 km |
| Outer Ring Road / Manyata | 24 km |
| Kempegowda Int'l Airport | 41 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in Five Rings?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
Compliance Report · ₹999
The regulator’s filing record, read · 1 working day
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Built by Oravia Projects.
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026